Application for Amendment to the Etobicoke Zoning Code

(Lakeshore-Queensway)

The Etobicoke Community Council, based on the finding of fact, conclusions and recommendations in the report (December 15, 1999) from the Executive Director and Chief Planner, and for the reason that the proposal is an appropriate use of the lands, recommends that the application by Oxford Hills Developments (Manitoba 1) Limited, to permit the development of eight freehold townhouses on lands municipally known as 67 Grand Avenue, be approved subject to the conditions outlined in the referenced report.

The Etobicoke Community Council reports having held a statutory public meeting on January 20, 2000, in accordance with Section 34 of the Planning Act, and that appropriate notice of this meeting was given in accordance with the Planning Act and the regulations thereunder.

The Etobicoke Community Council submits the following report (December 15, 1999) from the Executive Director and Chief Planner, City Planning:

Purpose:

To consider a proposal for amendments to the Etobicoke Zoning Code by Oxford Hills Developments (Manitoba 1) Limited to permit the development of eight freehold townhouses, on lands municipally known as 67 Grand Avenue.

Financial Implications and Impact Statement:

There are no financial implications resulting from the adoption of this report.

Recommendation:

It is recommended that the application be approved, subject to a public meeting to obtain the views of interested parties and the conditions outlined in this report.

Background:

On July 20, 1999, Oxford Hills Development (Manitoba) Limited, submitted a rezoning application to permit the development of eight freehold townhouse units on the subject site. On August 19, 1999, the Etobicoke Community Council received a Preliminary Evaluation Report in connection with this proposal.

On October 18, 1999, community meetings were held to provide residents with the opportunity to review and comment on the proposed application. The application was generally well received; however, some residents noted concerns with the proposal, primarily relating to the preservation of the existing trees within the public boulevard, grades and vehicular access to Manitoba Street.

Comments:

Site Description and Surrounding Land Uses:

The 1 212 m² (13,046 sq ft) site is located on the north-east corner of Grand Avenue and Manitoba Street. The site is currently occupied by a single detached dwelling fronting onto Grand Avenue and a large detached garage facing Manitoba Street. The site is bounded by vacant land to the north and townhouses (Mystic Point Development) to the immediate north-east and east. Townhouses are also located on the west side of Grand Avenue. On the south side of Manitoba Street is vacant City-owned land.

Proposal:

Oxford Hills Development (Manitoba) Limited proposes to amend the zoning from Class 1 Industrial (I.C1) to Group Area Fourth Density Residential (R4G) to permit the development of eight freehold townhouse units.

The proposed 3-storey townhouses will front onto Manitoba Street. Access is via Manitoba Street and parking would be provided for two cars with each unit; one in a single car integral garage and one parked on the driveway in front of the garage. The proposed average unit size is 182.4 m² (1,963 sq ft). The interior lots are proposed to be 4.36 m in width, with the exterior lots having widths of 5.76 m and 7.64 m. After the owner dedicates a 1.5 m long strip along Manitoba Street, the lot depth for each new townhouse unit will be 29.14 m. The proposed townhouses will be setback (after dedication) 6.0 m from the front lot line to the garage face, 5.09 m from the front lot line to the main front wall of the building and 7.05 m from the rear lot line. A 1.8 m (5.9 ft) wood screen fence will be installed along the north property line. Landscaping would be provided in individual rear and front yards and within the public boulevard.

Attachment No. 1 is a key map of the area showing the location of the subject property and surrounding zoning. Attachments Nos. 2 and 3 are reductions of the site plan and building elevations, respectively. A summary of information provided by the applicant is listed in Table No. 1.

Table No. 1

The lands are subject to Site Plan Control approval and the applicant has concurrently submitted detailed site plans for review and approval.

The applicant is requesting freehold tenure with the sale of individual lots to be facilitated through the consent process and/or the lifting of part-lot control. No application to either the Committee of Adjustment or the lifting of part-lot control has been received.

Official Plan and Zoning Code:

The site is located within the Park Lawn Road/Lake Shore Boulevard Secondary Plan area. The Secondary Plan was adopted by Council in May 1992, and approved by the Province in May 1995. It is based on the comprehensive assessment of planning issues across the entire Secondary Centre.

The site is located within "Area 1" which area is bounded by the Canadian Nation Railway to the south-east, Grand Avenue to the west and Frederick Gardiner Expressway to the north. Policies for "Area 1" include the expansion of the existing community west of Grand Avenue to the Mimico Creek Valley and the Canadian National Railway.

Schedule 2 of the Secondary Plan designates the site "High Density Residential". The policies of the Secondary Plan generally permits a more intense development with a maximum gross density of up to 220 units per hectare (90 upa), and a gross floor space index of up to 2.5 times lot area. The density of the proposed redevelopment is 66 units per hectare and the gross floor space index is 0.83 times lot area, significantly less than what is permitted in the Secondary Plan.

Proposals to amend the Zoning Code for this purpose, are subject to the criteria outlined in Section 4.2.19 of the Official Plan. Staff evaluated the proposal within the context of these criteria and the evaluation is appended as Attachment No. 4.

Based on this review, staff are satisfied from a land use point of view that the proposal meets the criteria for Medium Density development. The site is directly adjacent to an arterial roadway with sufficient capacity to support the proposed development. In terms of height, density, floor space index, and landscaped open space, the project can be accommodated on the site with limited impact on existing and surrounding uses. Residents of the proposed development would have access to local social services, retail facilities and parks.

The site is zoned Class 1 Industrial (I.C1) which does not permit the proposed townhouse units. In order to permit the use of the property to townhouses, the site would require rezoning to Fourth Density Group Area (R4G).

Urban Design and Site Considerations:

The applicant has responded to urban design concerns by articulating the façade and roofline of the townhouses and cantilevering the second floor. By cantilevering the second floor, an unencumbered parking space was created in the driveway in front of each integral garage. The applicant will provide a new sidewalk along Manitoba Street to an upgraded standard which will be identical to the sidewalks constructed for the Mystic Point Development. Details of the streetscape improvements will be completed at the Site Plan Control approval stage.

Landscape Open Space/Parkland Dedication:

The applicant is proposing to devote 37 percent of the site area as landscape open space. This is consistent with the landscape percentages associated with other townhouse developments that have recently been approved by Council. Parks and Recreation Services have reviewed the application and have not expressed concerns with the amount of open space provided.

As the site contains existing mature trees, the applicant has submitted a tree survey which identifies the size, species and health of each tree and indicates which trees are to be preserved, relocated or removed. These plans are currently under review by Forestry and Community Planning staff. Finalization of a tree protection strategy will be required as part of Site Plan Control approval.

The applicant would be required to pay 0.5 hectares per 300 dwellings units cash-in-lieu of parkland at the time of building permit, as recommended by Parks and Recreation Services.

Agency Comments/Department Circulation:

In response to the circulation of plans submitted in support of this application, no objections have been expressed by the Toronto Hydro.

There are outstanding comments from the Toronto District School Board.

The Transportation Planning Division of Works and Emergency Services indicates that the level of vehicular traffic generated by this development during the critical weekday a.m. and p.m. peak hours is not expected to impact on the operation or level of service of the abutting road network. A comprehensive traffic impact study is not required. The applicant is required to dedicate a 1.5 m wide strip of land along the Manitoba Street frontage of the property. Other comments are applicable at the Site Plan Control approval stage (Attachment No. 6).

The Technical Services Division of the Works and Emergency Services Department advised that there are existing watermains and stormwater on Manitoba Street and stormwater is available on Grand Avenue. Other comments are applicable at the Site Plan Control approval stage (Attachment No. 7).

Toronto Fire Services, Works and Emergency Services, requires the applicant to confirm that the fire hydrant coverage is sufficient at the site plan review stage.

The Toronto Catholic District School Board has expressed concern regarding the overcrowding and lack of permanent facilities at St. Louis Catholic School (JK-8) and Bishop Allen Academy Catholic Secondary School (9-OAC) (Attachment No. 8).

Conclusions:

The subject application has been evaluated within the context of the Medium Density Residential provisions of the Official Plan. The site is directly adjacent to an arterial roadway with sufficient capacity to support the proposed development. In terms of height, density, floor space index, and landscaped open space, the project can be accommodated on the site with limited impact on existing and surrounding uses. Residents of the proposed development would have access to local social services, retail facilities and parks. In the event of approval, it would be appropriate to incorporate development standards with respect to height, floor space index and density into the amending by-law.

It is recommended that the application be approved, subject to fulfillment of the following conditions:

(1) The amending by-law shall provide for the following:

(i) Rezoning of the site from Class 1 Industrial (I.C1) to Group Area Fourth Density Residential (R4G). The site-specific by-law shall provide standards for the number of units, floor space index, height, setbacks, coverage, landscaped open space, fencing and parking.

(2) Further consideration of the proposal under Site Plan Control to include:

(i) signing of a Site Control Agreement and payment of the necessary fees associated with the preparation, execution and registration of same;

(ii) submission of landscaped plans detailing fencing, curbing, grading, retaining walls, street trees, planting and tree preservation methods for trees (including abutting properties), to the satisfaction of the Staff Advisory Committee on Development Control and the posting of financial guarantees to ensure compliance with the approved plans;

(iii) provision of on-site services, including the provision of storm water management facilities or cash-in-lieu payment, the signing of agreements, and the posting of financial guarantees, if required, by the Works and Emergency Services Department;

(iv) the developer to pay the prevailing development charges in effect at the time of the issuance of building permits and any outstanding cash-in-lieu of parkland contributions or dedications; and

(v) a construction site management plan shall be provided to the satisfaction of the Staff Advisory Committee on Development Control.

Contact:

Paulo Stellato, MCIP, RPP, Planner

Community Planning, West District

Tel.: (416) 394-6004; Fax: (416) 394-6063

E-mail: apstellato@toronto.ca

Location Map

Site Plan

Attachment No. 5

Official Plan Criteria for Considering

Medium Density Residential Proposals

(Section 4.2.19)

(a) the proximity of the site to retail facilities, or to other Medium or High Density Residential designations:

The site is located in the vicinity of commercial strips along Royal York Road, Lake Shore Boulevard and The Queensway. Local commercial uses are incorporated into the adjacent Mystic Point development which is designated High Density Residential.

(b) the adequacy of local social and educational services:

The need for local community services in the area has been addressed in the Park Lawn/Lakeshore Secondary Plan. The subject application, due to its small size and market tenure, is not expected to have a significant impact on community services.

Although the school boards have not formally commented on the application. As such, a condition of approval is confirmation that the applicant has satisfied the requirements of the school boards.

(c) the level of accessibility and the proximity of the site to collector roads, arterial roads, transit and expressways, and the capacity of those facilities:

The site fronts onto Grand Avenue and Manitoba Street. Both are local streets with access onto The Queensway and Royal York Road, both arterial roads. There are connections to Park Lawn Road which provides access to F. G. Gardiner Expressway and the Queen Elizabeth Way, with connections to Highway Nos. 27, 427 and 401.

A GO Train station is located nearby at Royal York Road. Lakeshore Boulevard West has street car service.

(d) the suitability of the site in terms of size and shape to accommodate the proposed density including on-site parking, landscaping and recreational facilities:

The site is rectangular in shape with a site area of 1 212 m². The eight new lots created would have a range of lot areas of 133 m² to 234 m² which is sufficient to accommodate the built form, parking, landscaping and rear yard private amenity areas. The Grand Avenue Park is located within walking distance.

(e) the desire to provide a range of dwelling types and building heights on sites of sufficient size as indicated in Section 2.2.6:

As the site has an area of less than one hectare, Section 2.2.6 does not apply.

(f) the effect of increased traffic, so that no undue adverse impacts are created for local residential streets:

The Transportation staff of Works and Emergency Services has advised that the existing road network has sufficient capacity to accommodate the projected traffic generation from the proposed development and a comprehensive traffic impact study is not required.

(g) the effect of the height and form of the development so that no undue adverse impacts in terms of overshadowing or loss of amenity are created for existing residential buildings on site, and for neighbouring residential uses:

The proposed townhouse development is three storeys in height, as such; shadowing of existing residential development is not expected. The townhouses will have a 7.05 m rear yard with a 1.8 m high wooden fence along the north lot line.

(h) the relationship of the site to nearby lower density residential uses, if any, in view of the desire to provide a gradual transition in height and density wherever possible, or other buffering measure:

The scale of the proposed development is consistent with the intent of the Official Plan and is compatible with the existing neighbourhood.

(i) the degree to which the site is proximate or exposed to significant open space amenities such as valleylands or the waterfront:

The Humber River and associated parkland/open space system are located to the east of the site. This park system provides access to extensive areas of open space for passive recreation, bicycling and hiking. The site is also located near Grand Avenue Park, a City-operated local park.

(j) the ability to meet the housing targets in Section 2.2

(k) the desire to stay within the population ranges outline in Sections 2.2.1 and 2.2.2:

The Official Plan provides for sufficient housing base to accommodate a minimum population of 300,000 persons, with a wide range of housing types and an adequate supply of affordable housing for low and middle income households. It identifies a population range of 50,000 to 72,000 persons in the South Housing District, in which the site is located. This project will help to achieve the City's population and housing targets by expanding its housing base, housing tenure and provide more townhousing.

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Councillor Irene Jones declared her interest in the foregoing report in that her husband is working as a consultant for an associate of the applicant.

(A copy of each of Attachments Nos. 3, 4, and 6 to 8, referred to in the foregoing report, was forwarded to all Members of Council with the agenda for the Etobicoke Community Council meeting of January 20, 2000, and a copy of each is on file in the office of the City Clerk.)